How to Get 3-5 Detailed Contractor Bids
The difference between a smooth kitchen remodel and a nightmare often starts with how you collect and compare bids. A detailed, itemized bid protects you from surprises and gives you leverage if problems arise later.
Quick Summary
Time needed
1-2 weeks
Bids to collect
3-5 minimum
Critical for
Fair pricing, protection
Why Detailed Bids Matter
A kitchen remodel typically costs $25,000-$75,000 for a mid-range project. Without detailed bids, you're essentially guessing whether a contractor's price is fair. Worse, vague bids become a breeding ground for expensive change orders.
The real cost of a bad bid: Homeowners who accept vague bids report 30-50% budget overruns on average. Detailed bids that itemize every cost reduce overruns to under 10%.
Getting multiple bids also helps you understand the range of approaches different contractors take. One might suggest moving plumbing while another works around it—both valid options with different cost implications.
What to Request in Every Bid
1. Itemized Labor Costs
Labor should be broken down by trade or task, not lumped into one number.
Request breakdown for:
- •Demolition — Removing existing cabinets, flooring, fixtures
- •Electrical — New circuits, outlets, lighting installation
- •Plumbing — Moving or adding water/drain lines
- •Cabinet installation — Including any custom modifications
- •Countertop fabrication and install — Template, cut, and set
- •Flooring — Prep, installation, and transitions
- •Painting and finishing — Walls, trim, touch-ups
2. Material Specifications and Costs
Don't accept "cabinets - $8,000." You need to know exactly what that includes.
For each material, get:
- •Brand and model number
- •Quantity and unit price
- •Grade or quality level
- •Delivery and handling costs
- •Any allowances (with specific dollar amounts)
Pro tip: Be wary of large "allowances" for materials. An allowance of "$3,000 for countertops" might sound generous until you realize quartz costs $4,500. Allowances should reflect actual market prices.
3. Permits and Fees
Kitchen remodels often require permits for electrical, plumbing, and structural changes. These should be explicitly listed.
Should include:
- • Building permit fees
- • Electrical permit
- • Plumbing permit
- • Inspection fees
Typical range:
- • Small remodel: $200-500
- • Mid-range: $500-1,500
- • Major renovation: $1,500-3,000+
4. Timeline with Milestones
A good bid includes a project schedule, not just "8-12 weeks."
Request dates for:
- •Project start date
- •Demolition completion
- •Rough-in inspections (electrical, plumbing)
- •Cabinet delivery and installation
- •Countertop template and installation
- •Final walkthrough and punch list
- •Project completion date
5. Payment Schedule
Payment should be tied to completed work, not just dates.
Typical payment structure:
- •10-15% deposit — Upon signing contract
- •25-30% — After demolition and rough-in complete
- •25-30% — After cabinets installed
- •25-30% — After countertops and appliances
- •10% holdback — After final walkthrough and punch list
Red flag: Never pay more than 30% upfront, and never pay the final 10% until all work is complete and inspected. A contractor asking for 50%+ upfront is a major warning sign.
Red Flags to Watch For
Extremely low bid (20%+ below others)
Either they've made a mistake, they'll cut corners, or they plan to make it up with change orders. Ask them to explain the difference.
Vague or lump-sum pricing
"Labor and materials: $45,000" tells you nothing. If they can't break it down, they either don't know what's involved or don't want you to compare prices.
Pressure to decide quickly
"This price is only good for 48 hours" is a sales tactic. A reputable contractor will give you reasonable time to decide—typically 2-4 weeks for a major project.
No mention of permits
If permits aren't discussed, the contractor may be planning to skip them. Unpermitted work can cause problems when selling and may violate your homeowner's insurance.
Cash-only payment requests
Legitimate contractors accept checks and credit cards. Cash-only suggests they're avoiding taxes and likely won't provide proper documentation.
How to Compare Bids Fairly
Create a spreadsheet with line items down the left side and contractors across the top. This makes it easy to spot discrepancies.
| Line Item | Contractor A | Contractor B | Contractor C |
|---|---|---|---|
| Demolition | $2,500 | $2,800 | Included |
| Cabinets | $12,000 | $8,000 | $11,500 |
| Countertops | $4,500 | $3,000 allowance | $4,200 |
Key comparison questions:
- •Why is one bid missing a line item others include?
- •Are material specs comparable (same quality level)?
- •What does "included" actually mean?
- •Are allowances realistic for your selections?
Frequently Asked Questions
How many bids should I get for a kitchen remodel?
Get 3-5 bids for a kitchen remodel. Fewer than 3 doesn't give you enough comparison data. More than 5 becomes time-consuming and difficult to manage. Three bids is the minimum for understanding market pricing in your area.
Why is the lowest bid often not the best choice?
The lowest bid may exclude items other contractors include, use lower-quality materials, underestimate the work required, or come from a contractor who will cut corners. A bid significantly below others (20%+ less) is a red flag. The lowest bidder may also hit you with change orders mid-project.
What should be included in a contractor bid?
A proper contractor bid should include: itemized labor costs, material costs with specifications, permit fees, demolition and haul-away, timeline with milestones, payment schedule, warranty information, what's excluded, and how change orders are handled.
How long should I wait for a contractor to submit a bid?
Give contractors 1-2 weeks to submit a detailed bid after the initial walkthrough. A quality contractor needs time to calculate accurate costs and check subcontractor availability. Rush bids often contain errors or padding for uncertainty.
Ready for the Next Step?
Once you have 3-5 detailed bids, don't make a decision based on price alone. Check references thoroughly to understand each contractor's track record with past clients.